We Buy Houses Montgomery County, PA: Top 5 Companies
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Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
If you’re a homeowner in Montgomery County needing a fast sale, working with a We Buy Houses company can be a great solution. These companies make all-cash offers for homes, especially those that might require repairs or updates. This lets you skip the headaches of selling in the traditional market and move on in a matter of days.
A cash sale is especially great when you don’t have the time, money, or expertise to handle repairs.
In this post, we’ll explore the pros and cons of selling your Montgomery County home for cash, explain how the process works, and provide you with a few companies that could meet your needs.
Sell Your House Fast in Montgomery County With a Cash Offer
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers throughout Montgomery County.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Montgomery County area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Montgomery County
If you’re looking for a quick sale of your Montgomery County home, working with a house-buying company is pretty straightforward, but there are still a few steps you should know.
- Submit your property details: Contact the company and provide information about your home, such as its location and condition.
- Schedule a home visit: The company will schedule a visit to assess the property and determine its value.
- Receive a cash offer: After the assessment, you’ll receive a take-it-or-leave-it cash offer, usually within a few days.
- Review the offer: Take time to evaluate the offer and decide if the deal works for you.
- Sign the agreement: If you accept, you’ll sign a purchase agreement to move forward with the sale.
- Close the sale: Close the deal and receive your cash, often within 7-14 days, depending on the timeline set by the company.
Popular We Buy Houses for Cash companies in Montgomery County
If the process of selling to a house-buying company in Montgomery County sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your or your parents’ Cape Cod or Colonial. By selling to one of these companies, you should be able to sell your Montgomery County home in as little as a week or two.
We Buy Philly Home
We Buy Philly Home, a local family-owned real estate company based in North Wales, PA, purchases houses in Philadelphia, Montgomery, and Bucks Counties. The company invests in, renovates, and either holds or sells the properties it purchases.
Locations: Montgomery County and nearby areas
Closing costs: Sellers pay no closing costs; We Buy Philly Home covers them.
We Buy Philly Home has been BBB-accredited since 2021 with an A+ rating and 5/5 stars, also has a 4.6-star Google rating from 11 reviews.
Website: webuyphillyhome.com
Phone number: 267-652-0252
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Montgomery County (and across the country) can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the U.S. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Montgomery County.
With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Montgomery County
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB-accredited with an A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews. Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
We Just Buy Houses
We Just Buy Houses buys properties in communities like Bryn Mawr, Narberth, Conshohocken, Ardmore, and King of Prussia, often closing deals in 14 days or less. They will purchase properties regardless of the condition.
Locations: throughout the Philadelphia area
Closing costs: Sellers pay no closing costs; We Just Buy Houses covers them.
We Just Buy Houses holds a 5.0-star rating on Google with 20 reviews. Recent reviews note the professionalism of the owner’s, alongside a quick and convenient sale process.
Website: wejustbuyhouses.com
Phone number: 215-607-7515
We Buy Any Philly Home
We Buy Any Philly Home buys properties in any condition and can close at a reputable title company, offering cash in as little as seven days. Once they receive info about your property, they typically make a cash offer within 24 hours and can close quickly or on your preferred schedule.
Locations: Philadelphia and surrounding areas
Closing costs: Sellers pay no closing costs; We Buy Any Philly Home covers them.
We Buy Any Philly Home has been BBB-accredited since 2019, with an A+ rating and 5/5 stars. The company also has a 5.0-star Google rating from over 100 reviews.
Website: webuyanyphillyhome.com
Phone number: 267-780-9049
Property Buyer Today
Property Buyer Today has been in business for over 10 years, purchasing more than 100 houses annually. They operate as a ‘For Purpose Business,’ offering cash for homes, skipping the listing process, and buying properties as-is with a guarantee of a competitive cash offer.
Locations: Florida, New Jersey, North Carolina and Pennsylvania
Closing costs: Closing costs are not disclosed on their website; you can inquire directly with the business to find out
Property Buyer Today holds a 5.0 Google rating from over 40 reviews. A recent review commended the owners for their ethical standards and efficient service.
Website: propertybuyertoday.com
Phone number: 844-977-3336
Why sell your Montgomery County house for cash?
Selling your Montgomery County home for cash might seem strange, but there are several benefits to doing so rather than selling via the traditional market. Speed is one of the biggest benefits, alongside a relatively simple transaction and the certainty of sale.
In Montgomery County, it typically takes around 61 days to sell a home using an agent. That includes an average of 18 days on the market plus the typical 43 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Montgomery County, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Below are some common scenarios where selling for cash might make sense for you:
- Job relocation: If you’re relocating for work, selling quickly can help you avoid juggling two mortgages or dealing with a long-distance sale.
- Divorce: A cash sale can help you settle the division of assets swiftly during a divorce.
- Inherited: If you’ve inherited a house and don’t want to manage it, a cash sale offers a fast exit.
- Downsizing: If you’re ready to downsize, a cash buyer can help you move on to a smaller, more manageable home quickly.
- Repairs: Selling to a house-buying company means you won’t have to worry about costly repairs before selling.
- Open houses: Skip the hassle of open houses and showings by accepting a cash offer upfront.
- Foundation: Selling a house with foundation issues can be tough; a cash buyer may take it as-is.
- Foreclosure: If you’re at risk of foreclosure, a quick sale can help you settle with your lender before it’s too late.
- Tenants: Selling a rental property with tenants can be tricky; a cash buyer can take the home off your hands without the hassle.
- Selling from out of state: Managing a sale from out of state can be overwhelming, but a cash buyer offers a quick solution.
Pros and cons of house-buying companies in Montgomery County
Selling your Montgomery County home to a house-buying company has its ups and downs.
A house-buying company offers several benefits, especially if you need to sell quickly. Here are some of the primary benefits to consider:
- Speed of sale: Cash buyers can close the deal in as little as a week, helping you move forward with your plans.
- No repairs needed: Sell your house as-is without spending time or money on repairs or improvements.
- No open houses: You can avoid the stress of showings, open houses, and staging your property for potential buyers.
- Few contingencies: Cash buyers typically have fewer contingencies, making the sale more straightforward and faster to complete.
However, selling to a house-buying company does come with some trade-offs. The most significant downside is that you’ll likely receive below market value for your home compared to selling with a real estate agent. Here are some other drawbacks:
- Lower offers: Cash-for-homes companies often offer less than what you might get by listing your home on the open market.
- Scams are possible: Some scams exist in the cash-for-homes industry, so it’s crucial to vet the buyer carefully.
- Limited options: With a cash offer, you may lose out on negotiating power and the flexibility to explore other selling methods.
- No market exposure: Selling to a cash buyer means your home won’t be advertised, potentially limiting your pool of buyers.
As you evaluate these pros and cons, it’s important to take the time to vet potential cash buyers and understand the true worth of your Montgomery County home, which we’ll dive into next.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
When selling your Montgomery County home to a We Buy Houses for Cash company, the level of integrity and service you experience can vary. Here are some key steps to vet the company and protect your interests:
- Check reviews: Look for online reviews and ratings to see how past clients describe their experiences.
- Read testimonials: Pay attention to testimonials from sellers who’ve worked with the company to gauge its trustworthiness.
- Research market presence: Investigate how long the company has been active in your area and its reputation in the market.
- Carefully review the agreement: Before signing, thoroughly read the buying agreement to ensure you understand all terms and conditions.
HomeLight suggests you consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then, compare your cash offer. HomeLight can connect you with a top-performing agent in your market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Montgomery County home quickly
If you’re looking to sell your Montgomery County home quickly, there are a couple of additional options to consider.
- iBuyers: iBuyers like Opendoor and Offerpad offer a mostly online, hassle-free sale. They use automated valuation models to estimate your home’s value instantly and provide a cash offer. The iBuyer process is fast, with closings often within two weeks, but fees typically range from 5%-6%.
- Listing with an agent: Selling with an agent might take longer, but it could yield a higher price. An agent will provide a comparative market analysis, which is often free, to help set the right price. Plus, HomeLight can connect you with a top agent who may even help you find a cash buyer at market value.
FAQs on Montgomery County house-buying companies
By and large, most We Buy Houses for Cash companies in Montgomery County are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, most Montgomery County We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your Montgomery County Cape Cod could sell for $452,250 after repairs, but it will need $30,000 of work to get there.
($452,250 x .70) – $30,000 = $286,575
In this example, a Montgomery County We Buy Houses company might offer you around $286,575 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
When you accept an offer from a Montgomery County We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. Conversely, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
- Research and vet the house-buying companies that serve your Montgomery County area. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses for Cash in Montgomery County vs. top Montgomery County agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Montgomery County | Sell with a top Realtor in Montgomery County |
| Selling timeline | 7 to 30 days | 61 days average; 18 to attract an offer, 43 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 3%-5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent commission |
Example net proceeds
Below, we’ve compiled one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Montgomery County is worth about $452,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $477,000.
| Sell to a We Buy Houses for Cash company in Montgomery County | Sell with a top Realtor in Montgomery County | |
| Estimated sale price | ($477,000 x .70) – $25,000 = $308,900 | $452,000 |
| Market preparations | 0 | $4,520 (1% of sale price) |
| Agent commissions | 0 | $13,560 (3%) |
| Closing costs | 0 | $6,780 (1.5%) |
| Estimated take-home for seller | $308,900 | $427,140 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Fast cash offers: House-buying companies in Montgomery County provide quick, cash offers, often allowing you to close in as little as a week.
- No repairs needed: You can sell your home as-is, avoiding the need to invest in costly repairs or improvements.
- Less market exposure: Selling to a house-buying company means you won’t advertise your property, potentially limiting higher offers.
- Lower sale price: Cash-for-homes companies typically offer below market value compared to listing with a real estate agent.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
At HomeLight, we’re happy to lend a guiding hand in navigating your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top Montgomery County agent.
Header Image Source: (Mick Kirchman/Unsplash)
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